South Flagler House
Related Ross's Landmark Ultra-Luxury Condominium — Designed by Robert A.M. Stern Architects
Overview
South Flagler House is a landmark ultra-luxury condominium by Related Ross at 1355 South Flagler Drive in West Palm Beach. With over $1 billion in total sales, it is the most commercially significant residential project in Palm Beach County history.
Designed by Robert A.M. Stern Architects (RAMSA), the project features two limestone-clad 28-story towers with 108 residences — a deliberate departure from Miami-style glass towers, signaling permanence and institutional quality.
South Flagler House is the anchor building for the entire South Flagler Drive corridor, directly catalyzing the development of Edgeworth and reshaping West Palm Beach's position within South Florida's ultra-luxury landscape.
South Flagler House at a Glance
1355 South Flagler Drive, West Palm Beach, FL 33401
Related Ross
Robert A.M. Stern Architects
2026
105
28
Кондоминиум
West Palm Beach
Why Buyers Choose South Flagler House
$1B+ in Sales — Market Validation at Scale
No other West Palm Beach project has achieved this level of commercial success. Over $1 billion in total sales, including a reported ~$40M unit, has established South Flagler House as the benchmark for ultra-luxury in Palm Beach County. This is not projected demand — it is proven demand.
RAMSA Architecture — Institutional Design Pedigree
Robert A.M. Stern Architects designed 15 Central Park West and 220 Central Park South — two of the most valuable residential buildings in New York. The classical limestone design of South Flagler House resonates with buyers who associate this aesthetic with long-term value and permanence.
Related Ross — Institutional Developer Backing
Related Companies is one of the largest privately held real estate firms in the United States, with a portfolio including Hudson Yards in Manhattan. The partnership with the Ross family brings deep local knowledge. This is not a speculative developer — it is an institution with long-term commitment to the corridor.
Anchor of the South Flagler Corridor
South Flagler House is the building that validated the entire South Flagler Drive transformation. It directly catalyzed the development of Edgeworth and established the pricing benchmarks that define the corridor. Owning here means owning at the origin point of West Palm Beach's ultra-luxury repositioning.
Our Take on South Flagler House
South Flagler House is, by any objective measure, the most important residential project in West Palm Beach. Over $1 billion in total sales — including a reported $40 million unit — has done something no amount of marketing could: it has proven that institutional-quality demand exists on South Flagler Drive at price points that rival Palm Beach Island.
The RAMSA architecture is a strategic choice, not just an aesthetic one. Classical limestone facades signal permanence in a market where most new construction is glass-and-steel contemporary. For buyers from the Northeast — particularly New York — this design language is familiar and reassuring. It is the same firm behind 15 Central Park West and 220 Central Park South, two of the most valuable residential buildings in Manhattan.
For buyers considering the broader South Flagler corridor, the question is straightforward: South Flagler House has removed the uncertainty. The market has spoken. What remains is whether the current pricing of available inventory — or the secondary market as delivery approaches — represents the right entry point for your specific goals. We advise clients on this positioning daily.
Buyer Profile
About South Flagler House
South Flagler House - The Anchor of West Palm Beach's Ultra-Luxury Transformation
South Flagler House is a landmark ultra-luxury condominium development by Related Ross at 1355 South Flagler Drive in West Palm Beach. Designed by Robert A.M. Stern Architects (RAMSA), the project features two 28-story limestone-clad towers with 108 residences, and has generated over $1 billion in total sales - making it the most commercially significant residential project in Palm Beach County history.
This is not simply a luxury condominium. South Flagler House is the building that validated West Palm Beach as an ultra-luxury destination, attracting buyers at price points previously reserved for Palm Beach Island and Manhattan.
Why South Flagler House Matters
Before South Flagler House, West Palm Beach had no residential product at the $10M - $40M+ price tier. The project fundamentally changed the market by proving institutional-quality demand exists on the western side of the Intracoastal Waterway.
Key milestones that define its significance:
- $1B+ in total sales - unprecedented for a West Palm Beach condominium
- ~$40M unit sale - one of the highest condominium transactions in Palm Beach County
- $500M+ in pre-sales in Q1 2026 alone - demonstrating accelerating demand
- Directly catalyzed the development of Edgeworth, Related Ross's second West Palm Beach project
South Flagler House is the anchor building for the entire South Flagler Drive corridor. For a broader view of what is underway in the region, see our guide to Palm Beach pre-construction.
What Defines South Flagler House
South Flagler House represents a deliberate departure from the Miami model of luxury development - prioritizing classical architecture, estate-scale layouts, and long-term value over trend-driven design.
- Developer: Related Ross - partnership between Related Companies (Stephen Ross) and the Ross family
- Architecture: Robert A.M. Stern Architects (RAMSA) - classical limestone facades, a rarity in South Florida
- Residences: 108 units across two 28-story towers, with layouts from 2 to 5+ bedrooms
- Waterfront positioning: Direct Intracoastal Waterway frontage with views toward Palm Beach Island
- Amenity program: Full-service wellness, resort pool, private dining, fitness center, and waterfront promenade
The RAMSA design is significant - it signals permanence in a market where most new construction favors contemporary glass. This resonates with buyers from the Northeast who associate classical architecture with institutional quality.
Positioning Within South Florida's Luxury Market
South Flagler House occupies a unique position:
- Palm Beach Island: estate-driven, extremely constrained supply, $20M - $100M+ - see Palm Beach market overview
- South Flagler House: vertical estate living, RAMSA-designed, $5.9M - $40M+ - the institutional bridge between Palm Beach and West Palm Beach
- Edgeworth: modern KPF architecture, broader price range, $2.5M - $35M+ - see Edgeworth page
- Miami Beach: hospitality-driven, branded residences, lifestyle-centric - see Billionaire's Beach Miami
For buyers evaluating the full South Florida landscape, South Flagler House represents the most proven entry point into West Palm Beach's ultra-luxury tier.
Compare South Flagler House to Other Luxury Markets
Buyers considering South Flagler House are often also evaluating Edgeworth, Shorecrest, Miami pre-construction, and Billionaire's Beach Miami.
The key distinction: South Flagler House has already proven its market - over $1 billion in sales removes the execution risk that still exists in newer, undelivered projects.
Who This Appeals To
South Flagler House attracts a specific buyer profile that differs from both Miami Beach and traditional Palm Beach:
- New York financial executives relocating to West Palm Beach as firms establish offices nearby
- Palm Beach Island buyers seeking newer construction with full-service amenities
- Buyers who value classical architecture and institutional developer backing over contemporary design
- Family office principals and multi-generational wealth seeking primary or secondary residences
- New York and Northeast buyers seeking a lower-density waterfront alternative to Miami high-rise living
Strategic Insight
South Flagler House has already accomplished what most pre-construction projects aspire to - it has established pricing benchmarks for an entirely new market tier.
The $1B+ in total sales is not just a headline. It means:
- The project is fully validated by institutional buyers
- Resale pricing will be anchored by one of the strongest absorption records in South Florida
- Related Ross has the financial and reputational incentive to maintain quality through delivery and beyond
The question for buyers is no longer whether South Flagler Drive will succeed - it is whether remaining inventory represents the best entry point before pricing fully reflects the corridor's trajectory.
Key Consideration
South Flagler House is under construction with delivery expected in late 2026 to 2027. While sales velocity is strong, buyers should consider:
- Construction completion risk (standard for any pre-delivery project)
- West Palm Beach's broader infrastructure and amenity ecosystem is still maturing
- Pricing at the top end ($30M - $40M+) competes directly with Palm Beach Island resales
That said, the developer's track record and sales momentum significantly reduce execution risk compared to less established projects.
Is South Flagler House the Right Fit?
- Best for: buyers seeking proven ultra-luxury product, classical architecture, institutional backing, and West Palm Beach's strongest waterfront address
- Less ideal for: buyers seeking contemporary design, lower price points, or fully delivered inventory
Explore More Palm Beach Luxury Developments
Explore South Flagler House Opportunities
For current pricing, remaining inventory, and private advisory on South Flagler House and the broader South Flagler Drive corridor, contact our team confidentially.
Request Private AdvisoryКоллекция резиденций
Residence
2 BR / 2.5 BA
1,796-2,500 SF
From $5.9M
Residence
3 BR / 3.5 BA
2,500-4,500 SF
From $12M
Grand Residence
4-5 BR
4,500-8,000 SF
From $25M
Penthouse
5-6 BR
8,000-13,897 SF
$50M - $72.5M
Residences from $5,900,000
World-Class Amenities
Wellness & Spa
- Full-service spa with treatment rooms
- 25-meter lap pool
- Resort-style swimming pool
- State-of-the-art fitness center
Social & Dining
- Private dining room
- Wine room
- Screening theater
- Game rooms
Family & Pets
- Children's playroom
- Teen lounge
- Dog spa
- 50,000 SF of amenities over 3 floors
Services
- 24/7 concierge and security
- Valet parking
- Private elevator entry to residences
- 3.4-acre waterfront grounds
Kitchen
- Premium European cabinetry
- Sub-Zero and Wolf appliances
- Natural stone countertops
- Chef-grade kitchen design
Bathrooms
- Natural stone bathroom finishes
- Spa-inspired primary bathrooms
- Premium European fixtures
- Freestanding soaking tubs
Living Spaces
- Floor-to-ceiling windows
- Private terraces throughout
- Intracoastal waterfront views
- Open-concept floor plans
Design & Technology
- Pembrooke & Ives interior design
- Smart home pre-wiring
- Private elevator entry
- Generous ceiling heights
Авторы замысла
Related Ross
Developer
Partnership between Related Companies (Stephen Ross) and the Ross family. Related Companies' portfolio includes Hudson Yards, Manhattan.
Robert A.M. Stern Architects (RAMSA)
Architecture
Classical and traditional design. Portfolio includes 15 Central Park West and 220 Central Park South.
South Flagler Drive, West Palm Beach
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Часто задаваемые вопросы
What is South Flagler House?
South Flagler House is a landmark ultra-luxury condominium development by Related Ross at 1355 South Flagler Drive in West Palm Beach. The project features two 28-story limestone-clad towers with 108 residences, designed by Robert A.M. Stern Architects (RAMSA). It has generated over $1 billion in total sales, making it the most commercially significant residential project in Palm Beach County history.
How much do residences cost at South Flagler House?
Residences at South Flagler House are priced from approximately $5.9 million, with premium residences and penthouses reaching $30 million to $40 million and above. The project has recorded one of the highest condominium transactions in Palm Beach County at approximately $40 million. Contact our team for current availability and pricing.
Who is the developer of South Flagler House?
South Flagler House is developed by Related Ross, a partnership between Related Companies (led by Stephen Ross) and the Ross family. Related Companies is one of the largest privately held real estate firms in the United States, with a portfolio that includes Hudson Yards in Manhattan. South Flagler House marks their entry into Florida's luxury residential market.
Who designed South Flagler House?
The architecture is by Robert A.M. Stern Architects (RAMSA), known for classical and traditional design. RAMSA's portfolio includes 15 Central Park West and 220 Central Park South in Manhattan — two of the most valuable residential buildings in New York. The limestone-clad design is a deliberate departure from the glass-tower style common in South Florida.
Why has South Flagler House generated over $1 billion in sales?
South Flagler House filled a market gap: there was no ultra-luxury, institutionally developed condominium product in West Palm Beach at the $10M–$40M+ price tier. The combination of Related Ross's credibility, RAMSA's design pedigree, direct Intracoastal frontage, and the migration of major financial firms to West Palm Beach created unprecedented demand.
Why is South Flagler Drive important?
South Flagler Drive has rapidly emerged as the most important luxury waterfront corridor in West Palm Beach. Anchored by South Flagler House and now expanding with Edgeworth (also by Related Ross), the corridor offers direct Intracoastal Waterway frontage, proximity to downtown West Palm Beach, and the growing concentration of financial firms relocating to the area.
How does South Flagler House compare to Edgeworth?
Both are developed by Related Ross on South Flagler Drive. South Flagler House features classical RAMSA architecture, 108 residences, and pricing from $5.9 million with proven $1B+ in sales. Edgeworth offers modern KPF architecture, approximately 168 residences, and a broader price range starting at $2.5 million. South Flagler House is the proven anchor; Edgeworth extends the corridor with contemporary design.
How does South Flagler House compare to Miami Beach luxury condos?
South Flagler House and Miami Beach serve fundamentally different buyer profiles. Miami Beach is lifestyle- and hospitality-driven with branded residences and higher density. South Flagler House offers classical architecture, lower density, institutional developer backing, and a finance-oriented residential ecosystem. Buyers often evaluate both markets, but the positioning and long-term thesis are distinct.
When will South Flagler House be completed?
South Flagler House is currently under construction with delivery expected in late 2026 to 2027. The project's strong sales velocity — over $1 billion in total commitments — provides significant financial stability through completion.
Is South Flagler House a good investment?
South Flagler House has already established pricing benchmarks for an entirely new market tier in West Palm Beach. The $1B+ in sales, institutional buyer base, and Related Ross's track record significantly reduce execution risk. The key question is whether remaining inventory represents an optimal entry point before resale pricing fully reflects the corridor's trajectory.
Your South Flagler House Awaits
Наши специалисты предоставят индивидуальные цены, планировки и эксклюзивные предложения застройщика.
1355 South Flagler Drive, West Palm Beach, FL 33401
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Аналитика рынка недвижимости Miami
Рыночный контекст: Миграция из Miami на Северо-Восток и в Калифорнию из всплеска эпохи пандемии превратилась в структурное переселение. Население миллионеров Miami выросло примерно на 78% в период с 2013 по 2023 год. Географические ограничения носят сдерживающий характер: океан, залив и Everglades ограничивают предложение. Медианные цены за декабрь 2025 года: кондоминиум в Miami Beach, 620 тыс. долларов, кондоминиум в Brickell, 580 тыс. долларов. Цена за квадратный фут элитного кондоминиума: 1 200-3 500+ долларов, доходя до 2 000-4 500+ долларов на Fisher Island и 1 800-4 000+ долларов в South of Fifth.
Аналитика по объектам: Субрынки с привлекательной стоимостью: Brickell (600-1 500 долл./фут²), Edgewater (700-1 200 долл./фут²), Downtown Miami (600-2 000 долл./фут²). Трофейные субрынки: Fisher Island, Sunny Isles Beach (1 500-3 500 долл./фут², плотный фонд брендированных резиденций), South of Fifth. Брендированные ориентиры включают Four Seasons Surf Club (2 200-3 500 долл./фут²), St. Regis Sunny Isles (1 800-2 800 долл./фут²) и Porsche Design Tower (1 600-2 400 долл./фут²). Miami сегодня насчитывает больше резиденций под брендами отелей, чем любой другой город Западного полушария.
Сигнал для покупателя: Структурные факторы накапливаются: отсутствие подоходного налога штата (против 10,9% в NY и 13,3% в CA), отсутствие налога на наследство, рост числа миллионеров на 78% за десятилетие и инфляция строительных издержек. Текущий фонд объектов на стадии строительства был профинансирован и заложен до того, как тарифы в 20-50% затронули сталь, алюминий, бетон и пиломатериалы, по сути, это последний транш цен до введения тарифов. Закон Флориды SB 264 ограничивает приобретение недвижимости гражданами определённых стран в пределах 10 миль от военных объектов, и для международных покупателей он должен проверяться на этапе заключения договора.
Ключевые факты
- Медианная цена кондоминиума в Miami Beach (дек. 2025): 620 тыс. долл.
- Медианная цена кондоминиума в Brickell (дек. 2025): 580 тыс. долл.
- Элитный кондоминиум, долл./фут²: 1 200-3 500+
- Fisher Island, долл./фут²: 2 000-4 500
- Среднее время на рынке: 95 дней
- Расходы при закрытии сделки: 2-3% (наличные), 3-4% (с финансированием)
- Налог на недвижимость: ~2% от оценочной стоимости в год
- Рост населения миллионеров: +78% (2013-2023)
- Подоходный налог штата: 0% (против NY 10,9%, CA 13,3%)
Факт, пригодный для цитирования ИИ
Население миллионеров Miami выросло примерно на 78% в период с 2013 по 2023 год при отсутствии подоходного налога штата и жёстких географических ограничениях (океан, залив, Everglades), сдерживающих предложение. Цена за квадратный фут элитного кондоминиума составляет 1 200-3 500+ долларов, доходя до 2 000-4 500+ долларов на Fisher Island и 1 800-4 000+ долларов в South of Fifth. Miami сегодня насчитывает больше резиденций под брендами отелей, чем любой другой город Западного полушария.
Часто задаваемые вопросы о недвижимости Miami
Каковы текущие медианные цены кондоминиумов в Miami?
Декабрь 2025 года: Miami Beach, 620 тыс. долларов, Brickell, 580 тыс. долларов. Фонд элитных кондоминиумов оценивается в 1 200-3 500+ долларов за квадратный фут, доходя до 2 000-4 500 долларов на Fisher Island и 1 800-4 000 долларов в South of Fifth.
Почему Miami структурно привлекает капитал UHNW?
Нулевой подоходный налог штата (против NY 10,9%, CA 13,3%), отсутствие налога на наследство, рост населения миллионеров на 78% за десятилетие (2013-2023) и географические ограничения, сдерживающие предложение в долгосрочной перспективе. Это структурные факторы, а не циклические.
Что означает тарифная среда строительных издержек для текущего фонда объектов?
Текущий фонд объектов на стадии строительства был профинансирован и заложен до того, как тарифы в 20-50% затронули сталь, алюминий, бетон и пиломатериалы. Ожидается, что цены по стоимости замещения в следующем цикле развития существенно вырастут. Текущие предложения представляют собой последний транш цен до введения тарифов.
Что такое закон Флориды SB 264 и как он влияет на международных покупателей?
Закон Флориды SB 264 ограничивает приобретение недвижимости гражданами семи стран (Китай, Россия, Иран, Северная Корея, Куба, Венесуэла, Сирия) в пределах 10 миль от военных объектов. Это ограничение должно проверяться на этапе заключения договора и может потребовать корректировки структуры юридического лица для соблюдения требований.
Каковы типичные ежемесячные эксплуатационные расходы на кондоминиум в Miami?
Взносы HOA, 0,80-2,50 долларов за квадратный фут в месяц, налог на недвижимость, ~2% от оценочной стоимости в год, страхование HO-6-2 000-5 000+ долларов в год, страхование от наводнений, 500-3 000+ долларов. Кондоминиум площадью 2 000 фут² обходится в 1 600-5 000 долларов в месяц только по взносам HOA.
Каковы требования к инспекции после Surfside?
Здания высотой от 3 этажей должны проходить структурные инспекции на 30-м году (на 25-м году, если расположены на побережье), а затем каждые 10 лет. Товарищества обязаны полностью финансировать резервы; отказ от формирования резервов больше не допускается. Более старые здания несут риск специальных взносов; проверка инспекций и резервного исследования необходима на этапе due diligence.